CITY OF CARMEL-BY-THE-SEA

Planning Commission Report

May 10, 2017

To: Chair Goodhue and Planning Commissioners

From: Marc Wiener, AICP, Community Planning and Building Director

Submitted by: Stuart Poulter, Contract Planner

Subject: Consideration of a Combined Concept and Final Design Study (DS 17-072)
and associated Coastal Development Permit for alterations to an existing
residence located in the Single-Family Residential (R-1) Zoning District, Beach
and Riparian (BR) Overlay and Archaeological Significance (AS) Overlay
Zoning Districts

Application: DS 17-072 APN: 010-221-003

Block: 31 Lot: 1/2 of 5 and 7
Location: Lincoln Street 3 SW of 2nd Avenue
Applicant: Claudio Ortiz Property Owner: Steve Gleitsmann

Executive Summary: The applicant proposes to remodel and expand an existing single-story
residence that includes: a 72 SF addition to the main level and expanded deck; a 515 lower level
addition; attached front-yard one-car garage, new driveway, and front walkway; replacing existing
wood siding with new cement plaster; replacing property line fencing; removing existing windows
with new wood windows and doors; adding a new clay tile roof; and removing and replacing all
existing hardscape.

Recommendation:
Accept the Concept and Final Design Study (DS 17-072) subject to the attached findings and
conditions.

Background and Project Description:

The property is 4,000 square feet in size and includes an existing 1,007-square foot single-story,
wood-framed home made with a simple post-war modern architectural style. The home features a
slightly sloping, flat roof composed of rolled roofing material with a dual brick chimney emanating

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from the wall separating the living room from the master bedroom along the west elevation. The
home is fronted by a brick terraced planter and is surrounded on the south, east and north sides by
a brick-paved walkway. The backyard is sloped west towards the property line (approximately 23%
from the brick patio to the fence line) and features a large Monterey Pine tree at the center. The
existing property has no on-site parking. Three different fencing materials surround the property to
include white horizontal boards on the north boundary (east half), paling on the east and west
boundary, and grape stake fencing on the south and west half of the north property boundary.
Most of the fencing on the south, west and north boundary is covered in vegetation which has
caused the collapse of the fence in some areas. See Attachment A for site photographs of the
existing residence.

The applicant has submitted plans for various exterior alterations to the existing residence that
include: a 72-square foot addition with expanded upper level deck to the main level; a 515 lower
level addition with backyard patio; an attached, 180-square foot one-car garage with new paver
driveway; side entry porch (to replace a demolished portion of the existing home) and front and
side walkways made up of Carmel stone; adding a front entryway gate and wall; adding a 36 SF
front trash enclosure; replacing existing wood siding with new cement plaster; replacing all existing
fencing with grape stack or natural wood paling; removing existing windows with new wood
windows and doors; replacing the existing roof with a new clay tile roof; and removing and
replacing all existing hardscape.

PROJECT DATA FOR A 4,000 SQUARE FOOT SITE:

Site Considerations Allowed Existing Proposed
Floor Area 1,800 sf (45%) 1,006.8 sf 1,800 sf
Site Coverage 396 sf/ 556 sf 693.1 sf 527.1 sf
Trees 3 Upper /1 Lower 1 Monterey pine 1 Monterey pine, 1 coast
(recommended) (upper), 1 coast live live oak (existing)
oak (lower)
Ridge Height (1st/2nd) 18/24 16'-6" (one story) 15'-9" /22
Plate Height (1st/2nd) 12/ 18 15'-6" (one story) 12' /18'
Setbacks Minimum Required Existing Proposed
Front 15 14'-4 14'-4
Composite Side Yard 10 (25%) 8'-9" (22%) 8'-9" (22%)

Minimum Side Yard 3 4'-3 (minimum) 4'-3 (minimum)

Rear 15 (3 if bldg. <15) 44'-6" 27

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Staff has scheduled this application for conceptual and final review details. If the Commission has
concerns that cannot be addressed at one meeting it may continue the application and provide
direction to the applicant. The preceding analysis discusses the site planning, privacy, views, mass
and scale related to the project, as well as specific details such as materials.

Staff analysis:
Forest Character: Residential Design Guidelines 1.1 through 1.4 encourage maintaining a forested
image on the site and for new construction to be at least six feet from significant trees.

The Assistant City Forester reviewed the property in February 2017 as part of the Citys Site
Assessment process and identified one Monterey Pine and one Coast live oak on the property, both
of which are rated as significant. The Assistant City Forester recommended that one upper canopy
and one lower canopy tree be planted on the site in order to achieve the tree density required by
the Citys Municipal Code.

As part of this project, the applicant is not proposing to remove either the Monterey pine or Coast
live oak, and is also not proposing to plant any additional trees. A condition has been drafted
requiring that the applicant plant one upper canopy and one lower canopy tree on the site with the
review and approval of the City Forester prior to the issuance of a Building Permit.

Privacy & Views: Residential Design Guidelines 5.1 through 5.3 state, designs should preserve
reasonable solar access to neighboring parcels and maintain privacy of indoor and outdoor spaces
in a neighborhood, maintain view opportunities, and Position a building to screen active areas of
adjacent properties when feasible, locate windows and balconies such that they avoid overlooking
active indoor and outdoor uses area of adjacent properties, and preserve significant trees that will
help to screen views into adjacent properties.

The neighboring residence to the north has a large second-story, rear-facing deck that overlooks
the project site and a lower story window with a view of the project site backyard. The south
portion of the neighbors rear deck is located approximately 9.5 feet from the existing residence
and 5 feet from the property line. The applicant has taken measures to mitigate potential privacy
impacts by offsetting the proposed deck from the northern property's deck. Staff also notes that
the two south-facing windows on the first story of the neighboring residence are partially shielded
by the existing fence and some vegetation and combined with a set of overhead skylights, appear
to function primarily as a source of light and does not constitute a privacy concern.

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In regard to the two-story neighboring residence to the south (side), two exterior decks (first and
second story) are located parallel to the existing residence's backyard patio and deck,
approximately 6 feet from the property line. The second floor deck has some views into the existing
(and proposed) south elevation walkway and the first floor deck has views into the property's
backyard. However, both decks are partially obscured by existing vegetation and would be setback
from the proposed west elevation addition by approximately 6 feet and the proposed second story
deck by approximately 13 feet.

Finally, staff does not anticipate any privacy impacts to the neighboring residences to the east
(across Lincoln Street) which are upslope from the existing residence and have some ocean views
overlooking the project site. As previously noted, the subject property is located in the Beach and
Riparian (BR) Overlay District where per CMC 17.20.160(A)(1) all "Permitted development shall be
sited and designed to protect public views to and along the ocean and scenic coastal areas, to
minimize the alteration of natural landforms, to be visually compatible with the character of the
surrounding areas, and where feasible, to restore and enhance visual quality in visually degraded
areas, while ensuring the private property owner reasonable development of the land." Staff has
verified via staking and flagging that limited to no impacts to ocean views for these neighbors
would occur as a result of the proposed additions (see Attachment A for site photographs).

In addition, staff has also received correspondence from the neighbor directly across Lincoln Street
voicing support for the proposed additions and alterations (see Attachment B). No view impacts
would occur to neighboring residences to the west as each residence is downslope from the project
site and is largely shielded by existing vegetation.

Building Mass & Scale: Residential Design Guidelines 7.0 Objectives include, maintain the
massing and scale of building characteristic of Carmel, keep building scale in proportion to the area
of the site, and encourage diversity in housing design reflecting the eclectic mix of styles that is
characteristic of Carmel. According to Residential Design Guideline 7.3, project proposals should
avoid placing a tall building wall near a property line when it will be adjacent to similar walls on
neighboring sites

The greatest mass of the proposed residence is located on the western portion of the property,
where the natural grade of the site allows for a two-story configuration with a first story addition
and second story deck. The second story on the west elevation is aligned with the wall of the first
story and located 27 feet from the west (rear) property line. This causes the west elevation of the
residence to appear more massive. However, the mass of the building's west elevation is broken
by four sets of glass doors (two on the first floor and two on the second). The proposed residence

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Staff Report
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will be separated from the residence to the west by over 27 feet and, consequently, staff does not
feel a negative effect will result from the proposed first and second floor additions. In staffs
opinion, the buildings mass is in proportion to the building area of the site because its floor area is
distributed between first and second-story elements that break up the buildings mass (as seen
from the residences to the west) and the front (east) elevation of the residence would remain at a
relatively similar scale and mass as the existing front elevation (as seen from Lincoln Street).

Building & Roof Form: Residential Design Guidelines 8.1 through 8.3 state that "Shallow to
moderately pitched roofs are appropriate on one-story buildings. More steeply pitched roof with
low plate lines can be used on two-story buildings." The Guidelines emphasize using restraint and
simplicity in building forms, which should not be complicated, and roof lines, which should avoid
complex forms.

This project proposes replacing the existing roof with new clay tile roofing with a moderate 4:12
roof pitch. The design of the roof incorporates a 16" over hang on the main residence. In staffs
opinion, the proposed roof design is in keeping with the overall design aesthetic of the exterior
remodel and meets the objectives of Residential Design Guidelines 8.1 through 8.3 by utilizing a
simplistic tile design and roof line.

Finish Details: Design Guideline 9.5 encourages using natural materials such as wood in
conjunction with stucco and Guideline 9.4 states, Architectural details should appear to be
authentic, integral elements of the overall building design concept; specifically, details that
appear to be applied as superficial elements should be avoided.

As previously noted, the current home design consists of a simple wood-frame, modern
architectural design. The applicant proposes to redesign the exterior finish materials of the home
to reflect a Spanish colonial revival style with cement plaster siding, new wood-frame windows,
wood gates and doors, and red tile roof. In staffs opinion, the applicants proposed architectural
details are authentic and integral elements of the overall design aesthetic proposed.

Attached (Front Yard) Garage: Design Guidelines 6.1 states, Garages [carports] integrated into
the building design are encouraged," and Keep the mass of a garage [carport] subordinate to that
of the house." Design Guideline 6.5 states, Position a garage to maximize opportunities for open
space, views and privacy.

The plans include converting the existing front bedroom into a new, attached 10' x 19'-6"
(approximately 195-square-feet) garage located in the front yard setback, 14'-4" from the property

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May 10, 2017
Staff Report
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line (reflecting the current home footprint). The finish materials of the detached garage will match
those of the primary residence. The Residential Design Guidelines encourage garages and carports
to remain subordinate to the overall character of the site. Specifically, garages and carports should
be integrated into the building design and the mass should be subordinate to the house. Staff feels
the position of the garage integrates well into the overall look and scale of the home.

Exterior Lighting: With regard to light fixtures, Municipal Code Section 15.36.070.B.1 states that all
exterior lighting attached to the main building or any accessory building shall be no higher than 10
feet above the ground and shall not exceed 25 watts (incandescent equivalent; i.e., approximately
375 lumens) in power per fixture, and that landscape lighting shall not exceed 18 inches above the
ground nor more than 15 watts (incandescent equivalent; i.e., approximately 225 lumens) per
fixture.

In addition, the Citys Residential Design Guidelines, Section 11.8, states, Preserve the low
nighttime lighting character of the residential neighborhoods. Use lights only where needed for
safety and at outdoor activity areas. Appropriate locations may include building entries, gates,
terraces, walkways, and patios, and [] Point lights downward to reduce glare and avoid light
pollution, Locate and shield fixtures to avoid glare and excess lighting as seen from the
neighboring properties and from the street.

The applicant is proposing five exterior, wall-hanging light fixtures that are downward facing,
lantern-style at the front and exterior of the residence. As proposed, the light fixture design would
not comply with the Design Guidelines and would need to be revised to reflect a more recessed
lighting design. Therefore, staff has included a condition of approval which would require the
applicant to submit a revised lighting fixture design before issuance of Building Permits.

Fencing/Walls: The City's Residential Design Guidelines, Section 11.0, states, "Fences and walls
visible from the street may be appropriate when used as landscape design elements that help define
property edges, gardens, and entrances. Fences and walls that exhibit craftsmanship and
interesting design are preferred...Fences and walls should be low and should not block views of
front yard open space from the public way nor contribute to a 'walled-off' appearance along the
street edge."

Due to the current state of most of the existing surrounding fence line (made up of grape stake or
paling fencing), the applicant is proposing to replace all fencing along the north, west, and south
property lines with in-kind, 6 foot wood paling fencing. The north property line currently has
particularly inconsistent and makeshift fencing with dilapidated grape stake and non-conforming

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board fencing that separates the neighboring property's front yard from the subject property's
front yard and side walkway. The applicant proposes to remedy any inconsistent or deteriorated
fencing along all property boundaries. The front property line would retain its existing fencing with
a new 17 foot opening to accommodate the new driveway and entry walkway. The plans also call
for a 4 foot tall, front yard garden wall which will separate the side (south) entryway from the front
yard walkway and create the proposed trash enclosure on the northeast corner of the residence.
Staff feels the proposed fencing and walls are consistent with the City's Design Guidelines and do
not interfere with views of the front yard space from the public right-of-way.

Site Coverage: Per Municipal Code Section 17.10.030.C, site coverage shall be limited to a
maximum of 22 percent of the base floor area allowed for the site. In addition, if at least 50 percent
of all site coverage on the property is made of permeable or semi-permeable materials, an
additional amount of site coverage of up to four percent of the site area may be allowed. For this
4,000 square-foot lot the total amount of coverage allowed is 396 square feet with up to 556 square
feet allowed if 50% of the site coverage is pervious. The project plans indicate there to be 527
square feet of site coverage (311 square feet of which would be made up of pervious materials)
which would replace the 693 square feet of existing coverage. The proposed project is therefore
consistent with the Municipal Code site coverage requirements.

Alternatives: Staff has included draft findings (see Attachment C) for concept and final design that
the Commission can adopt if the Commission accepts the overall design, including the architectural
style of the building. However, if the Commission does not support the design, then the
Commission could continue the application with specific direction given to the applicant.

Environmental Review: The proposed project is categorically exempt from CEQA requirements,
pursuant to Section 15303 (Class 3) New Construction or Conversion of Small Units. The project
includes the remodel and expansion of one single-family residence in a residential zone, and
therefore qualifies for a Class 3 exemption. The proposed residence does not present any unusual
circumstances that would result in a potentially significant environmental impact.

ATTACHMENTS:
Attachment A Site Photographs
Attachment B Findings for Concept and Final Acceptance
Attachment C Draft Conditions of Approval
Attachment D Neighbor Correspondence
Attachment E Project Plans

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Attachment A - Gleitsmann Residence Photographs

Front (east) Elevation from across Lincoln Street

Front (east) elevation

134
 Looking south with proposed west elevation staking and flagging

North neighbor second story deck and proposed west elevation staking and flagging

135
 Staking and flagging depicting the west elevation from west property line

Staking and flagging showing extent of proposed second story deck and north neighboring residence

136
Photographs of north property line with deteriorated or conjoined fence line with neighboring residence

137
Attachment B Findings for Concept and Final Acceptance

DS 17-072 (Gleitsmann)
May 10, 2017
Concept Findings
Page 1

FINDINGS REQUIRED FOR CONCEPT AND FINAL DESIGN STUDY ACCEPTANCE (CMC 17.64.8 and
LUP Policy P1-45)
For each of the required design study findings listed below, staff has indicated whether the
submitted plans support adoption of the findings. For all findings checked "no" the staff report
discusses the issues to facilitate the Planning Commission decision-making. Findings checked
"yes" may or may not be discussed in the report depending on the issues.
Municipal Code Finding YES NO
1. The project conforms with all zoning standards applicable to the site, or has
received appropriate use permits and/or variances consistent with the zoning
ordinance.
2. The project is consistent with the Citys design objectives for protection and
enhancement of the urbanized forest, open space resources and site design. The
projects use of open space, topography, access, trees and vegetation will maintain
or establish a continuity of design both on the site and in the public right of way
that is characteristic of the neighborhood.
3. The project avoids complexity using simple/modest building forms, a simple roof
plan with a limited number of roof planes and a restrained employment of offsets
and appendages that are consistent with neighborhood character, yet will not be
viewed as repetitive or monotonous within the neighborhood context.
4. The project is adapted to human scale in the height of its roof, plate lines, eave
lines, building forms, and in the size of windows, doors and entryways. The
development is similar in size, scale, and form to buildings on the immediate block
and neighborhood. Its height is compatible with its site and surrounding
development and will not present excess mass or bulk to the public or to adjoining
properties. Mass of the building relates to the context of other homes in the
vicinity.
5. The project is consistent with the Citys objectives for public and private views
and will retain a reasonable amount of solar access for neighboring sites. Through
the placement, location and size of windows, doors and balconies the design
respects the rights to reasonable privacy on adjoining sites.
6. The design concept is consistent with the goals, objectives and policies related
to residential design in the general plan.
7. The development does not require removal of any significant trees unless
necessary to provide a viable economic use of the property or protect public health
and safety. All buildings are setback a minimum of 6 feet from significant trees.
8. The proposed architectural style and detailing are simple and restrained in
character, consistent and well integrated throughout the building and
complementary to the neighborhood without appearing monotonous or repetitive
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May 10, 2017
Concept & Final Findings
Page 2

in context with designs on nearby sites.

9. The proposed exterior materials and their application rely on natural materials
and the overall design will add to the variety and diversity along the streetscape.
10. Design elements such as stonework, skylights, windows, doors, chimneys and
garages are consistent with the adopted Design Guidelines and will complement
the character of the structure and the neighborhood.
11. Proposed landscaping, paving treatments, fences and walls are carefully
designed to complement the urbanized forest, the approved site design, adjacent
sites, and the public right of way. The design will reinforce a sense of visual
continuity along the street.
12. Any deviations from the Design Guidelines are considered minor and
reasonably relate to good design principles and specific site conditions.

COASTAL DEVELOPMENT FINDINGS (CMC 17.64.B.1):

1. Local Coastal Program Consistency: The project conforms with the certified Local
Coastal Program of the City of Carmel-by-the Sea.
2. Public access policy consistency: The project is not located between the first
public road and the sea, and therefore, no review is required for potential public
access.

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Attachment C Conditions for Approval

DS 17-072 (Gleistmann)
May 10, 2017
Conditions of Approval

Once signed, please return to the Community Planning and Building Department.

Conditions for Approval

No. Standard Conditions

1. Authorization: This approval of Design Study (DS 17-072) authorizes various

exterior alterations to an existing single family residence including: 1) a 72 SF
addition with expanded upper level deck to the main level; 2) a 515 lower level
addition with backyard patio ; 3) an attached, 200 SF one-car garage with new
30 foot driveway (garage to right-of-way) with pavers; 4) side entry porch (to
replace a demolished portion of the existing home) and front and side walkways
made up of Carmel stone; 5) adding a front entryway gate and wall; 6) adding a
36 SF front trash enclosure (replacing a demolished portion of the existing home
at the far northeast corner); 7) replacing existing wood siding with new cement
plaster; 8) replacing all existing fencing with grape stack or natural wood paling;
9) removing existing windows with new wood windows and doors; 10) replacing
the existing roof with a new clay tile roof; and 11) removing and replacing all
existing hardscape.

2. The project shall be constructed in conformance with all requirements of the

local R-1 zoning ordinances. All adopted building and fire codes shall be
adhered to in preparing the working drawings. If any codes or ordinances
require design elements to be changed, or if any other changes are requested at
the time such plans are submitted, such changes may require additional
environmental review and subsequent approval by the Planning Commission.

3. This approval shall be valid for a period of one year from the date of action
unless an active building permit has been issued and maintained for the
proposed construction.

4. All new landscaping, if proposed, shall be shown on a landscape plan and shall
be submitted to the Department of Community Planning and Building and to the
City Forester prior to the issuance of a building permit. The landscape plan will
be reviewed for compliance with the landscaping standards contained in the
Zoning Code, including the following requirements: 1) all new landscaping shall
be 75% drought-tolerant; 2) landscaped areas shall be irrigated by a
drip/sprinkler system set on a timer; and 3) the project shall meet the Citys
recommended tree density standards, unless otherwise approved by the City
based on site conditions. The landscaping plan shall show where new trees will
be planted when new trees are required to be planted by the Forest and Beach

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May 10, 2017
Conditions of Approval
Page 2

Commission or the Planning Commission.

5. Trees on the site shall only be removed upon the approval of the City Forester or
Forest and Beach Commission as appropriate; and all remaining trees shall be
protected during construction by methods approved by the City Forester.

6. All foundations within 15 feet of significant trees shall be excavated by hand. If

any tree roots larger than two inches (2) are encountered during construction,
the City Forester shall be contacted before cutting the roots. The City Forester
may require the roots to be bridged or may authorize the roots to be cut. If
roots larger than two inches (2) in diameter are cut without prior City Forester
approval or any significant tree is endangered as a result of construction activity,
the building permit will be suspended and all work stopped until an investigation
by the City Forester has been completed. Twelve inches (12) of mulch shall be
evenly spread inside the dripline of all trees prior to the issuance of a building
permit.

7. Approval of this application does not permit an increase in water use on the
project site. Should the Monterey Peninsula Water Management District
determine that the use would result in an increase in water beyond the
maximum units allowed on a 4,000-square foot parcel, this permit will be
scheduled for reconsideration and the appropriate findings will be prepared for
review and adoption by the Planning Commission.

8. The applicant shall submit in writing to the Community Planning and Building
staff any proposed changes to the approved project plans prior to incorporating
changes on the site. If the applicant changes the project without first obtaining
City approval, the applicant will be required to either: a) submit the change in
writing and cease all work on the project until either the Planning Commission
or staff has approved the change; or b) eliminate the change and submit the
proposed change in writing for review. The project will be reviewed for its
compliance to the approved plans prior to final inspection.
9. Exterior lighting shall be limited to 25 watts or less (incandescent equivalent,
i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the
ground. Landscape lighting shall be limited to 15 watts (incandescent
equivalent, i.e., 225 lumens) or less per fixture and shall not exceed 18 inches
above the ground.

10. All skylights shall use non-reflective glass to minimize the amount of light and
glare visible from adjoining properties. The applicant shall install skylights with
flashing that matches the roof color, or shall paint the skylight flashing to match
the roof color.

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May 10, 2017
Conditions of Approval
Page 3

11. The Carmel stone faade shall be installed in a broken course/random or similar N/A
masonry pattern. Setting the stones vertically on their face in a cobweb pattern
shall not be permitted. Prior to the full installation of stone during construction,
the applicant shall install a 10-square foot section on the building to be reviewed
by planning staff on site to ensure conformity with City standards.

12. The applicant shall install unclad wood framed windows. Windows that have
been approved with divided lights shall be constructed with fixed wooden
mullions. Any window pane dividers, which are snap-in, or otherwise
superficially applied, are not permitted.

13. The applicant agrees, at his or her sole expense, to defend, indemnify, and hold
harmless the City, its public officials, officers, employees, and assigns, from any
liability; and shall reimburse the City for any expense incurred, resulting from, or
in connection with any project approvals. This includes any appeal, claim, suit,
or other legal proceeding, to attack, set aside, void, or annul any project
approval. The City shall promptly notify the applicant of any legal proceeding,
and shall cooperate fully in the defense. The City may, at its sole discretion,
participate in any such legal action, but participation shall not relieve the
applicant of any obligation under this condition. Should any party bring any
legal action in connection with this project, the Superior Court of the County of
Monterey, California, shall be the situs and have jurisdiction for the resolution of
all such actions by the parties hereto.

14. The driveway material shall extend beyond the property line into the public right
of way as needed to connect to the paved street edge. A minimal asphalt
connection at the street edge may be required by the Superintendent of Streets
or the Building Official, depending on site conditions, to accommodate the
drainage flow line of the street.

15. This project is subject to a volume study.

16. Approval of this Design Study shall be valid only with approval of a Variance. N/A

17. A hazardous materials waste survey shall be required in conformance with the
Monterey Bay Unified Air Pollution Control District prior to issuance of a
demolition permit.

18. The applicant shall include a storm water drainage plan with the working
drawings that are submitted for building permit review. The drainage plan shall
include applicable Best Management Practices and retain all drainage on site
through the use of semi-permeable paving materials, French drains, seepage
pits, etc. Excess drainage that cannot be maintained on site, may be directed
into the Citys storm drain system after passing through a silt trap to reduce

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Conditions of Approval
Page 4

sediment from entering the storm drain. Drainage shall not be directed to
adjacent private property.

19a. An archaeological reconnaissance report shall be prepared by a qualified

archaeologist or other person(s) meeting the standards of the State Office of
Historic Preservation prior to approval of a final building permit. The applicant
shall adhere to any recommendations set forth in the archaeological report. All
new construction involving excavation shall immediately cease if materials of
archaeological significance are discovered on the site and shall not be permitted
to recommence until a mitigation and monitoring plan is approved by the
Planning Commission.

19b. All new construction involving excavation shall immediately cease if cultural
resources are discovered on the site, and the applicant shall notified the
Community Planning and Building Department within 24 hours. Work shall not
be permitted to recommence until such resources are properly evaluated for
significance by a qualified archaeologist. If the resources are determined to be
significant, prior to resumption of work, a mitigation and monitoring plan shall
be prepared by a qualified archaeologist and reviewed and approved by the
Community Planning and Building Director. In addition, if human remains are
unearthed during excavation, no further disturbance shall occur until the County
Coroner has made the necessary findings as to origin and distribution pursuant
to California Public Resources Code (PRC) Section 5097.98.

20. Prior to Building Permit issuance, the applicant shall provide for City
(Community Planning and Building Director in consultation with the Public
Services and Public Safety Departments) review and approval, a truck-haul route
and any necessary temporary traffic control measures for the grading activities.
The applicant shall be responsible for ensuring adherence to the truck-haul
route and implementation of any required traffic control measures.

21. All conditions of approval for the Planning permit(s) shall be printed on a full-
size sheet and included with the construction plan set submitted to the Building
Safety Division.

22. Prior to any excavation or digging, the applicant shall contact the appropriate
regional notification center (USA North 811) at least two working days, but not
more than 14 calendar days, prior to commencing that excavation or digging.
No digging or excavation is authorized to occur on site until the applicant has
obtained a Ticket Number and all utility members have positively responded to
the dig request. (Visit USANorth811.org for more information)

Special Condition

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May 10, 2017
Conditions of Approval
Page 5

23. Per the recommendation of the Assistant City Forester, the applicant shall be
required to plant one upper canopy and one lower canopy tree on the property
to achieve the tree density required by the Citys Municipal Code. The selection
of the trees shall be reviewed and approved by the City Forester prior to the
issuance of a Building Permit.

*Acknowledgement and acceptance of conditions of approval.

______________________________ ___________________________ __________

Property Owner Signature Printed Name Date

Once signed, please return to the Community Planning and Building Department.

144
Attachment D - Neighbor Correspondence

StuartPoulter<spoulter@ci.carmel.ca.us>

Support

WilliamDuck<seejerryduck@gmail.com> Wed,Apr26,2017at8:48PM
To:spoulter@ci.carmel.ca.us
Cc:williamDuck<seejerryduck@gmail.com>

Hi
IwouldliketosupportSteveGleitsmannonhisplanstobuildanewhousedirectlyacrossthestreetfrommeonLincoln.
HehaskeepmeinformedeverystepofthewayandIhavereviewedhisplans.Ifullysupportthestyleandlocationof
hisnewhouse.
Thanks
WmDuck
3SEofSecondonLincoln
4156990460

SentfrommyiPhone

145
 Gleitsmann Residence
Exterior & Interior Remodel
Carmel, California
A.P.N. 010-221-003-000
BLOCK: 31 LOTS: 1/2 5&7

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PROJECT DATA SHEET INDEX SCOPE OF WORK

LOT SIZE 4,000.0 SQ.FT. 1. COVER NOTES 1. REMODELING AN EXISTING ONE STORY SINGLE FAMILY DWELLING
ZONING R-1 AND ADDING 78.2 SQ.FT. TO MAIN LEVEL AND ATTACHING A
2. EXISTING DEMOLITION SITE PLAN ONE-CAR GARAGE.
A.P.N. 010-221-003
ADDRESS BLOCK: 31 LOTS: 1/2 OF 5&7 3. PROPOSED SITE PLAN 2. THERE IS NOT EXISTING GARAGE, AND PROVIDING ONE
OFF-STREET PARKING.
4. TOPOGRAPHIC SURVEY 3. ADDING A LOWER LEVEL
FLOOR AREA 5. TAKEDOWN AND REBUILD PLAN 4. REPLACING WOOD SIDING WITH NEW CEMENT PLASTER. REMOVING
FAR ALLOWED: 1,800.0 sq.ft (45%) EXISTING PROPOSED 6. EXISTING FLOOR PLAN EXISTING WINDOWS WITH NEW WOOD WINDOWS AND DOORS
5. ADDING A NEW CLAY TILE ROOF
7. EXISTING ELEVATIONS 6. REMOVING ALL OF THE EXISTING HARDSCAPE AND REPLACING IT
MAIN LEVEL 1,006.8 S.F. 1,006.8 S.F.
8. EXISTING ROOF PLAN WITH NEW HARDSCAPE.
MAIN LEVEL ADDITION -- 78.2 S.F.
LOWER LEVEL ADDITION -- 515.0 S.F.
9. PROPOSED FLOOR PLANS
PARKING SPACE ALLOCATION 200.0 S.F. -- 10. PROPOSED ELEVATIONS
GARAGE -- 200.0 S.F. 11. PROPOSED ROOF PLAN
TOTAL GROSS FLOOR AREA: 1,206.8 S.F. 1,800.0 S.F. 12. PROPOSED WINDOW & DOOR SCHEDULE
13. MATERIALS
SITE COVERAGE 14. STREETSCAPE VICINITY MAP NOT TO SCALE

LAND COVERAGE ALLOWED 396.0 SQ.FT. 22.0% of F.A.R.

15. GRADING PLAN & FLOOR LEVEL PLAN
16. AVERAGE NATURAL GRADE PLAN
BONUS SITE COVERAGE 160.0 SQ.FT. 4.0% of SITE L1. PROPOSED LANDSCAPE
TOTAL COVERAGE ALLOWED 556.0 SQ.FT. 13.7 % (/)

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IMPERVIOUS COVERAGE EXISTING PROPOSED
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WEST DECK 136.3 SQ.FT. 124.3 SQ.FT. CUT AND FILL: i':; _j
C' 2nd Ave
EXTERIOR LIGHTING NOTES ENTRY PORCH 90.0 SQ.FT. 93.0 SQ.FT. 2nd Ave 8 2nd Ave 2nd Ave
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1. ALL EXTERIOR LIGHTING ATTACHED TO THE MAIN BUILDING OR
ANY ACCESSORY BUILDING MAY NOT BE HIGHER THAN 10-FEET
ABOVE THE GROUND AND MAY NOT EXCEED 25-WATTS
(INCANDESCENT EQUIVALENT; i.e., APPROXIMATELY 375 LUMENS)
IN POWER PER FIXTLRE.
2. LANDSCAPE LIGHTING MAY NOT EXCEED 18-INCHES ABOVE THE
TOTAL

PER~OUS
IMPER~OUS

COVERAGE
COVERAGE 226.3 SQ.FT.

EXISTING
217.3 SQ.FT.

PROPOSED
CUT: 72 CU. YD.
FILL: NONE
TRANSPORT: 72 CU. YD. ;r 0
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GROUND NOR MORE THAN 15 WATTS NORTHEAST WALKWAY 187.7 SQ.FT. -- _j
(INCANDESCENT EQUIVALENT; i.e., APPROXIMATELY 225 LUMENS)
PER FIXTURE AND MAY NOT BE SPACED CLOSER THAT 10-FEET TRASH AREA -- 36.0 SQ.FT.
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APART. LANDSCAPE LIGHTING MAY NOT BE USED FOR TREE, C)
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WALL, FENCE OR ACCENT LIGHTING OF ANY TYPE. THE PURPOSE EAST WALKWAY -- 19.4 SQ.FT.
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OF LANDSCAPE LIGHTING IS TO SAFETY ILLUMINATE WALKWAYS '}
AND ENTRANCES TO THE SUBJECT PROPERTY. DRIVEWAY -- 115.5 SQ.FT.
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ENTRY WALKWAY 96.6 SQ.FT. 83.7 SQ.FT. (f)> 2
SOUTH WALKWAY 57.7 SQ.FT. 44.5 SQ.FT. r (jj X 0 w
WEST PATIO 124.8 SQ.FT. --
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TOTAL COVERAGE 466.8 SQ.FT. 299.1 SQ.FT. c
SCALE: 1' = 1/4"
3rd Ave 0"
GRAND TOTAL COVERAGE 693.1 SQ.FT. 516.4 SQ.FT. 3rd Ave 3rd Ave 0

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 SIDE FENCE
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BUILDING SECTION
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::::> 136.3 SQ.FT. TO BE REMOVED
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SEE SHEET 13 FOR SIDE FENCE PLACED TO RETAIN SOIL AND FILLED 96.6 SQ.FT.
DETAIL SOUTH WALKWAY
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57.7 SQ. FT. NEIGHBOR BUILDING
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BUILDINGS TO BE REMOVED
GRAPHIC SCALE

2 147
 LEGEND
FENCE, SEE SITE PLN
FOR HEIGHTS

PROPERTY LINE

MIN. SETBACKS
NORTH SIDE FENCE
5-FT WOOD FENCE TO REMAIN BUILDINGS TO BE REMOVED
SEE SHEET 13 FOR SIDE FENCE
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REMAIN
0 ADDITION GARDEN WALL EXISTING TREES TO
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z NEW WEST DECK 19.4 SQ.FT.
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44.5 SQ.FT. 70.3 SQ.FT.
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3 148
 SYMBOL LEGEND:
- - - x - - - - FENCE LINE RETAINING WALL
- s s - - - - SEWER MAIN jpc[J PG&E BOX
- w - - WATER MAIN
- G- - - - GAS MAIN
(GM( GAS METER
- ETC-- ELECfTELEPHONE/CABLE (IFL( TELEPHONE BOX
- OHE-- OVERHEAD ELECTRIC
(SiC( SIGNAL BOX
~ DROP INLET AT CURB
~ CABLIE TV. BOX
~ DROP INLET
(ilg ELECTRIC BOX
STORM DRAIN MANHOLE
'Cf
FH FIRE HYDRANT 0 TELEPHONE MANHOLE

WATER WELL o--<x STREET LIGHT

[XJ WATER VALVE JP <>- JOINT POLE

IWMl WATER METER PP<r POWER POLE

SEWER MANHOLE 9---) GUY WIRE
oco SEWER CLEANOUT

~ MONITORING WELL

ABBREVIATIONS
AC ASPHALT CONCRETE IP IRON PIPE
AP ANGLE POINT GB GRADE BREAK
BM BENCH MARK GM GAS METER
BLDG BUILDING HP HIGH POINT
BOW BACK OF WALK LT LIGHT
CB CATCH BASIN MH MANHOLE
CF CURB FACE PP POWER POLIE
co CLEAN OUT PVC POLYVINYL PIPE
COL COLUMN RB REBAR
COR CORNER RCP REINFORCED CONCRETE PIPE
CONC CONCRETE R1 0 CANOPY RADIUS
CMP CORRUGATED METAL PIPE SO STORM DRAIN
GRAPHIC SCALE CMU CONCRETE MASONRY UNITS SL POINT ON SLOPE
8 0 4 8 16 CRN CROWN OF STREET SS SEWER
Dl DROP INLET STP STEP
1 inch 8 feet EG EXISTING GRADE STR STAIRS
EP EDGE OF PAVEMENT TOP TOP OF SLOPE
FD FOUND TOE TOE OF SLOPE
FL FLOW LINE TW TOP OF WALL
FF FINISH FLOOR W WATER
FOW FACE OF WALL WL WALL
HSE HOUSE COR WM WATER METER
GR GRASS WV WATER VALVE
GM GAS METER
IP IRON PIPE DI-1.5FL TOP OF GRATE -1.5' FLOW LINE

NEIGHBOR BUILDING
NEIGHBOR BUILDING
. ZB"P I SURVEYOR"S STATEMENT:
I THIS MAP REPRESENTS A FIELD SURVEY OF
; o
S89"57'00"E 0 I SURFACE FEATURES AND ELEVATIONS
PERFORMED ON NOVEMBER 29, 2016.
1 00.33' Oj I
I
HEAVY BRUSH AREA I
INACCESSIBLE ~. I MICHAEL B. STANTON, PLS 5702 DATE
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PORTION OF '
~Ol I \ LOT 5 ~ D 06'
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EXISTING BUILDING
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en SURVEYOR"S NOTES:

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I I (ASSUMED) I 1. NO TITLE SEARCH (TITLE REPORT) WAS PROVIDED TO THE
le tZ"O f I SURVEYOR. EASEMENTS OR OTHER FEE CONVEYANCES WHICH MAY
\ \ I AFFECT THE SUBJECT PROPERTY HAVE NOT BEEN PLOTTED.
i" I I ROCK WALL LOT AREA= w
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2. ONLY THE SURFACE EVIDENCE OF UNDERGROUND UTILITIES HAVE
BEEN MEASURED IN THE FIELD ON THIS SURVEY. IF APPROXIMATE
UNDERGROUND ALIGNMENTS ARE SHOWN, I MAKE NO WARRANTY AS TO
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0 THE ACTUAL LOCATION, TYPE OR DEPTH OF THOSE UNDERGROUND

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UTILITIES. CALL UNDERGROUND SERVICE ALERT (USA) AT
I \ \
PORTION OF ~~ I "-
0
1-800-642-2444 TO VERIFY THE ACTUAL LOCATION OF UTILITIES
I \ \ 1 PRIOR TO ANY EXCAVATION. THE SURVEYOR ALSO HAS MADE NO
\ LOT 7 \ I w INVESTIGATION AS TO SUBSURFACE ENVIRONMENTAL CONDITIONS THAT
' I \ I '"
WOULD AFFECT THE USE OR DEVELOPMENT OF THIS PROPERTY.
BLOCK 3 'j D
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3. IT WILL BE THE ARCHITECT'S RESPONSIBILITY TO VERIFY SETBACK
'j C&:T L} 6 'J/2 I I \,. I PROJECT BENCHMARK AND HEIGHT RESTRICTIONS WITH THE LOCAL GOVERNING AGENCY .
D I I
\ W LKWAY I MAG NAIL IN PAVEMENT 4. THE SIGNED AND SEALED ORIGINAL DRAWING OF THIS MAP
OJ 99.75
Ol
00
-..! I
co 1 ELEV=105.97' ASSUMED DATUM CONSTITUTES THE FINAL WORK PRODUCT. MBS LAND SURVEYS WILL
I I co NOT BE LIABLE FOR ELECTRONIC VERSIONS OF THIS MAP PROVIDED TO
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5. THE BOUNDARY LINES SHOWN HEREON WERE COMPILED FROM
D RECORD INFORMATION (I.E. RECORDED MAPS OR DEEDS) AND ARE NOT
0

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0 INTENDED TO REPRESENT THE TRUE OR ACTUAL BOUNDARY LINES OF
S89"57"00"E " I THE SUBJECT PROPERTY. TO DETERMINE THE ACTUAL BOUNDARIES OF
100.29' THE PARCEL WILL REQUIRE A COMPLETE BOUNDARY SURVEY, THE
I SETTING OF PROPERTY MONUMENTS AND THE FILING OF A CORNER
I RECORD OR RECORD OF SURVEY IN CONFORMANCE WITH STATE LAW
I (LS ACT SEC. 8762). APPROXIMATE DIMENSIONAL TIES FROM THE
BOUNDARY UNES SHOWN TO PHYSICAL FEATURES (E.G. BUILDINGS,
FENCES, WALLS OR TREES, ETC.) SHOWN ON THIS MAP CAN BE
NEIGHBOR BUILDING DERIVED BY SCALING THE FINISHED WORK PRODUCT WHICH IS PLOTTED
0
N
AT THE SCALE INDICATED. HOWEVER, DIMENSIONAL TIES DERIVED
DIRECTLY FROM THE DIGITAL PRODUCT (AUTOCAD DRAWING) ARE NOT
N ACCURATE AND CANNOT BE RELIED UPON FOR DETERMINING BUILDING
SETBACKS OR THE PLACEMENT OF ANY PROPOSED NEW CONSTRUCTION.
u THE LOCATION OF NEW CONSTRUCTION CAN ONLY BE PROPERLY
Ol DESIGNED WHEN IT IS BASED ON AN ACTUAL BOUNDARY SURVEY OF
0
THE PARCEL, OTHERWISE, MODIFICATIONS TO THE STRUCTURE MAY BE
w NECESSARY DURING CONSTRUCTION TO COMPLY WITH AGENCY SETBACK
REQUIREMENTS.
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BENCH MARK:
THE BENCH MARK FOR THIS PROJECT WAS ASSUMED ON THE FINISHED
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f-
z EDGE OF PAVEMENT WITH AN ELEVATION OF 105.97".

0 BASIS OF BEARINGS
z THE BASIS OF BEARINGS FOR THIS PROJECT IS BASED ON FOUND
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MONUMENTS ALONG MONTE VERDE STREET
sl0 3RD BEARING NORTH.

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m PORTION OF LOT 5 & 7 OF BLOCK 31 AS SHOWN ON MAP OF
Ol VICINITY MAF' ADDITION NO. 4 CARMEL-BY-THE-SEA AS FILED IN VOLUME 1 AT
0
NO SCALE
/L PAGE 46 l OF CITIES & TOWNS, IN THE CITY OF
CARMEL -BY- THE -SEA, COUNTY OF MONTEREY. CALIFORNIA
~
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en" AT THE REQUEST OF STEVE GLEITSMANN
2
/ MICHAEL B. STANTON, PLS 5702
m
L 3563 SUELDO ST. UNIT Q
C)
"m SAN LUIS
805-594-1960
OBISPO, CA 93401

/
u December 12, 2016 JOB #16-327

149
 KEY NOTES
ITJ (N) WALLS PER PLAN

121 PREPARE AREA FOR NEW DOORS

[JJ PREPARE AREA FOR NEW WINDOWS

[]PREPARE AREA FOR STAIRS

~PREPARE AREA FOR NEW FIXTURES

[] (E) WALLS TO BE REMOVED

[l] (E) DECK TO BE REMOVED lj
[](E) DOORS & WINDOWS TO BE REMOVED
''''''
''
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[ill (E) PLUMBING FIXTURES TO BE REMOVED
''
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11 01 LEFT EMPTY INTENTIONALLY
[jJJ (E) FIREPLACE TO REMAIN
11 21 (E) WINDOWS TO REMAIN
1131 MAIN LEVEL FOOTPRINT SHOWN DASHED LINE
11 41 UPPER DECK FOOTPRINT SHOWN DASHED LINE
11 51 (E) FIREPLACE FOOTING TO BE REMOVED

/
/
I
I

SCOPE OF DEMOLITION
1. REMOVE EXISTING FLAT ROOF EXCEPT FOR OVER THE KITCHEN
I AREA.
\ 2. REMOVE EXISTING EXTERIOR WALLS AS SHOWN ON PLANS.
\ 3. REMOVE THE EXISTING FINISH FLOOR
'' 4. REMOVE THE EXISTING BRICK CHIMNEY DOWN TO THE
FOUNDATION.
5. REMOVE ALL EXTERIOR HARDSCAPE.
6. REMOVE ALL BATHROOM FIXTURES, FORCED AIR UNIT AND
WATER HEATER.
7. REMOVE FOUNDATIONS PER PLAN.
8. REMOVE SUB-FLOOR WHERE THE NEW GARAGE IS PROPOSED
AND EXPOSED THE FLOOR JOIST AND STRUCTURAL FRAMING.
9. LEAVE EXISTING SIDING TO BE USE AS SHEAR PER STRUCTURAL
PLANS.
10. ALL ELECTRICAL WIRING TO BE REMOVED AND LEAVE THE
EXISTING 100 AMP ELECTRIC PANEL ON THE EXTERIOR WALL
PER PLAN.

EXTERIOR LOAD BEARING

WALLS DATA
WALL TYPE LN-FT PERCENTAGE

EXISTING WALLS 142.0 LN.FT. 100%

~

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WALLS TO REMOVE 62.5 LN.FT 44%

WALLS TO REMAIN 79.5 LN.FT 56%

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( IN FEET ) 1/4 inch = 1 ft.
GRAPHIC SCALE
5 150
 ROOM NOTES
rinnl ENTRY rinCl BATHROOM ONE
~VARIES ~ 5'-11" x 1o'-o"

~LIVING ROOM ~LAUNDRY ROOM

l__I_JdJJ 14'-0" X 14'-1" ~ 2'-11" X 4'-3"

rin"il KITCHEN CinOl BEDROOM TWO

~ 1o'-o" x 13'-o" ~ 12'-g" x 14'-s"
ccn"il STAIRS ~BATHROOM TWO
~ 4'-1" X 5'-0" ~ 4'-3" X VARIES
ccn:il BEDROOM ONE
~ 12'-o" x 12'-o" ITI_Q] g~_9i.Px TJj~2"
~CLOSET ONE
[jJJ ~i~K2"
~ 2'-10" X 8'-5" X 15'-5"
lj

0

0

5'-0"

14'-5" 13'-4" 7' -3"

10'-2"

))
SINK

RANcdl:l I I !L'\
KITCHEN
I 102 I
l:fllll i'CJ
DECK LMNG 130.0 SQ.FT.

I Ill I
ROOM
151.0 so.n I I 01 I
220.0 SQ.FT.
FF at 100.00'

STAIRS
I I 03 I
20.0 SQ.FT.

~
,:,'k----f--------1 ...

~
WASijER II DRYER
BEDROOM
ONE
I I 04 I
152.0 SQ.FT.
I II o I
8.0 SQ.FT.

BEDROOM
lWO
I I os I
198.0 SQ.FT.

fi.O~ROOM
I I 09 I
27.0 SQ.FT. 2'-5" o' 7"

15'-3" 4'-9" 5'-o" 15'-o"

2o'-o" ' n"

n' n"

I
n
I
L[)

z
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0 5 10 15 _j
c:>O...
( IN FEET ) 1/4 inch ~ I ft.
ZO::::
GRAPHIC SCALE 1-o
Vlo
X_j
W LL
Existing Floor Area SCALE: 1/4" = 1'

MAIN LEVEL 1,006.81 SQ.FT.

TOATAL 1,006.81 SQ.FT.

6 151
 KEY NOTES
r-:11 ROOF: ASPHALT, PITCH 2%
L..U (1X12 FACIA)
[ZJ GRADE WHERE OCCURS

[JJ SIDING: 1X12 PINE

[]WINDOWS (TYP.): WOOD, PAINTED

[[j DOORS (TYP.): WOOD, PAINTED

[ill ENTRY DOOR: 1-3/4-INCH THICK, STAINED DOOR

CZJ BRICK CHIMNEY

R
[ill
[ill
WOOD DECK (TYP.)

6X6 POST
lj
::JJJIII

~~ ~o_of_T_op_a111cl.Z' I
::JJJIII IIQ]
1 ELECTRIC MAIN PANEL

__ __ - - - - - - - - - - - - - - - -
::JJJIII
::JJJIII
::JJJIII 0
Plate at 112. 7' ---- ------------
I _ .B_a_Qf_T.QP_ql _1_11_.~ 1_
0
---

I --- Plate at 111.7'

Plate at 108.0' I
"--
'-

I
ro
D v
\
0
I
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ro '
~ I --------

~ ~
,~

,~
Plate at 114.3'
,~

,~
F.F. at 100.0' _ _ _ _ _ _ _j
Plate at 112.4'

9 EAST ELEVATION
0
0
3
I
ro

F.F. at 103.7'

I~
NORTH ELEVATION
I \

_____ __fl2_of_ l_oQ_ _gt_11_3.:1~ .-----

~

Plate at 112.7'
I i I - ____ _E'I_g_t~ _g_t_j ]],]'__ ~I-- 0

Plate at 108.0'
-- ----------- --------- L__tnni""li"li"''ii"'l"'ll'l!TilFri~,r::.,r,;::.,;:-nrir-ir-iriri'-ir-Til-'irir.::rr-=i-=i-T----,---,J
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0
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SCALE: 1/4" ,.
( IN FEET ) 1/4 inch = 1 ft.

WEST ELEVATION 2 GRAPHIC SCALE

7 152
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EXISTING ISSUE: PROJECT: REVISIONS: THE DRA\\II~GS , ARRANGEMEIHS, AI~IIOTATIOIJS AND GRAPHICAL

.O.D.G.
PRESEtHATiotJS Dfl THIS DDOJMEtH ARE THE PROPERTY OF CLAUDIO DRTIZ
DESIGN GROUP, ltJC. AtJD/OR CLAUDIO ORTIZ WHO RETAJt<5 DWtJER5HIP AND

,n
~
4-4-17 Gleitsmonn Residence
AUTHORSHIP DF THIS DOLU"El'JT lrJ ITS EtJTIRETY.

THIS DOCUMENT IS I'JJ ltJSlRU"El'JT OF SER\OOE AtJD IS THE ltHll.LEClUAL

ROOF PLAN
AIJD PHYSICAL PROPERTY OF CLAUDIO ORTIZ.

(X)~
3 S/w of 2nd on Lincoln AUTHORIZED USE OF THIS DRA\\IIJGS IS ORAtJliD SOLY FOR THE PURPOSE OF
THIS SPECIFIC PROJECT AND LOCATION AND IJOT FOR CONSlRUCTIOIJ OR USE CLAUDIO ORTIZ DESIGN GROUP. INC
5-3-17 BLOCK: 31 LOTS: 1/2 of 5 & 7
153

FOR I'JJY OTHER PRO..ECT

COPYRIOHT 2015 CLAUDIO ORTIZ

P.O. BOX 3775 Carmel, CA 93921
APN: 01 0-221-003-000 OFFICE: 831.626.4146
CLAUDIO@CODGINC.COM
DRAWN BY: PROJECT NO. WWW.CODGINC.COM

A.J.ORTIZ 16-18
 ROOM NOTES
MAIN LEVEL
s' - o" 52' - 1"
rinnl ENTRY PORCH rinCl POWDER ROOM
,1'-8". 3'-6" . "" 13'-5" 7'-3" ~ s'-o" x 11'-o" ~ J'-11" x s'-o"
ccnil ENTRY Ci'?'C7l OFFICE
~ 4'-0" X VARIES ~ 8'-6" X 10'-3''

riCiCil LIVING ROOM rinOl SEATING ROOM

~ 14'-2" X 14'-5" ~ 12'-s" x 13'-4"

~DINING ROOM cr;r;l GARAGE

~ 12'-2" X 14'-2" ~ 9'-4" X 19'-4"

ccn:il KITCHEN
~ 12'-s" x 12'-s" IIIQ] ~j.G_K2" X 29'-s"

~LAUNDRY ROOM
~ 6'-10" X 6'-11"
~lAUNDRY
ll_l_l__j 7'-2" X 2'-4"
lj
'ro

J LZJ I L
-I
D ( :::
'
'
' o\ I
LOWER LEVEL 0
- -- D en! wl ~ ]]
'
' ]]
) ,;,~
n?i?il HALLWAY
~ 3'-8" X 6'-10"
~ANTE-ROOM
~ 3'-4" X 6'-2"
~
~
(
/I
LIVING
102 I
,-----

( _J
!
'
-, '--!lot.t---J'

I 103 I
,
!
(
~MASTER BEDROOM
~ 12'-6" X 13'-0"

~MASTER BATHROOM
~ BEDROOM ONE
~ 10'-0" X 12'-2"

[2_Qj ~tT~.,R~O~, _o4~,E

0
--
204.0 SQ.FT. __1_?_,? ~QEL_l l_ ~ 5'-8" X 12'-4"
F.F. at 100.00 1 KITCHEN
~ @ ' ' ' ' I 104 I ~MASTER CLOSET

"-
I 162.0 SQ.FT. ~ I2Q ~ 2'-0" X 4'-6"
N

r ~

IV
LNDRY
ROOM
I 105 I
0\n I[[
[1]] Q) ~
,:_
KEY NOTES
~
~

DECK
~ OJ EXISTING PANTRY,
/

I 11 o I
son FULL HEIGHT SHELVES

c r
296.0 SQ.FT. // [1] 1"')1 EXISTING 36" BUILT-IN ALL REFRIGERATOR. PROVIDE
[1] 113)

L
l..J RECESSED COLD WATER BIB & SHUT-OFF FOR ICE-MAKER.
~
[3J EXISTING KITCHEN SINK W/GARBAGE DISPOSAL
-- ------ ------
~
[]EXISTING DISH WASHER SPACE

1/
'0
~
~
1"21 EXISTING 36" RANGE DUAL-FUEL RANGE
I
I( -~ ~~\
-------------

II2l ..... --------------- GARAGE

___/
-" l...::dJ VENTILATED W/42" HOOD ABOVE.
~EXISTING 42-INCH HIGH COUNTER TOP
LQJ WITH BACKSPLASH.

~ [l] EXISTING

~
UPPER CABINETS
I I 09 I
,.
I
DOWN UP - - l --------------- (
180.0 SQ.FT.
~ s [ID EXISTING BAR COUNTER
l""nl NEW WATER CLOSET: TO BE MAXIMUM 1.28

J~ ~ J~? L2J GALLONS PER FLUSH PER C.P.C. 402.3.

~I
0 1.;:-- "' r:lr'il NEW BATHROOM SINK W/36-INCH HIGH VANITY WITH

~
57.0 SQ.FT. " ~STONE TOP AND BACKSPLASH.
0
I
<a
-
\,,_ F.F. at 96.25'

0) J
: DJJ NEW COLUMN 18"X18"

I SEATI
ROOM
-= II::2] NEW SHOWER

~~
I I l1:Jj NEW TUB
@ I 108 I
I
I
I
I
172.0 ~-
~ 000'
OFFICE
I 107 I
87.0 SQ.FT.
8 ENTIRY
PORCH
I
I
I
I
I
0 lJ::] NEW
II5J NEW HAND
42-INCH IRON GUARDRAILS

RAILS

~~
r4""Zl SUPERIOR FIREPLACE 36-INCH WOOD BURNING FIREPLACE
I 100 I
< 31.0~.
0 83.0 SQ.FT.
1~1
I
I
I
I
~
"
l..!..So!J MODEL NUMBER: WRT6036
lil] NEW BUILT-IN CAB. AUDIO/VIDEO EQUIPT.

11 ~ -------------
I
I
I
I [8j NEW ONE 2" ROD ONE SHELF
[1]J NEW WASHER
I~
m

-
- I
~ I2Q NEW DRYER
r
[ZJJ FURNITURE NICHE
0 I22J MAIN LEVEL FOOTPRINT SHOWN DASHED LINE
I2:J UPPER DECK FOOTPRINT SHOWN DASHED LINE
13'-o" 9'-2" 5'-5" s'-6" 1'-6" ,. I21J ARCHWAY
8'-0" 52'-1"
123] MICROWAVE
l"i"Cl STORAGE: TWO PULL-OUT CABINETS, SHOWN
~ DASHED LINES

1211 A/V AND ALARM WALL PANEL LOCATION

1211 ARTWORK PLATFORM

25'-10"

,---- G DENOTES WINDOW NUMBER, SEE WINDOW SCHEDULE

tr===F~~~~~~~---rr-----------,
"v G
i

~~~?M ~
DENOTES DOOR NUMBER, SEE DOOR SCHEDULE
I

D DDDllf
I
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I

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I
J:_!-~~~[Q]~o~~~rfr;J~~;u ______..,l~ L-----'

"'- pl':=~MAST~~ER~~, I~ L. I
I MASTER
BEDROOM I '-: I I CLOSET '0
1
R @3 I~
I 201 I I I I I 203 I I
I
162.0 SQ.FT.
'rol IANTE-RM
I
9.0 SQ.FT. m
1'--
I c---~c---
I _ r-
m I
I
I
1 ~
204
.o son
I ,....--
LLIIcnl
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1 6'-4"
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N IIll
~~lr ___ L________~~
I 200 I
30.0 SQ.FT.
.. 'm
N
'm
N
I
11 P~35 I
F.F. at 90.58'
DOWN
" \ I

"'
(/)
~
L_,
115.0 SQ.FT.
@ z
l~
I Queen Bed

I ____
~ [j]] ,--------------_j
0 5 10 15
0<(
ONE L_j
w_j
01 100 I 206 I
50.0 SO.FT.
I

I
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( IN FEET ) 1/4 inch ~ 1 ft.
I
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GRAPHIC SCALE o....o
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I

____ _j_ _ _ _ _ _ _jf.!:::~~~---------J,-ll_~

I
oo
O::::_j
II
L_ _ - - - - - - - - - - _j L_j O....LL
Proposed Floor Area SCALE: 1/4" 1'
2'-6" 10'-4" 6'-0" MAIN LEVEL I ,085.00 SQ. FT.
GARAGE (ATTACHED) 200.00 SQ.FT.

9
18'-10" LOWER LEVEL 515.00 SQ.FT.

TOTAL I ,800.00 SQ.FT.

154
 KEY NOTES
Ridge o\ 1~1~:---------------------- i0J" "'-1'-6"'_- ~L ITJ ROOF: 4:12 PITCH, CLAY BARREL TILES
- - - - _B[Q~ __gt_1_l5_:_6~-- [2J ALL EXPOSED RAFTERS TO BE
L 4X8 @ 36" ( + /- )o.c. REDWOOD. VERIFY
rn
I
rn
I
[JJ SIDING: CEMENT PLASTER

"" Plate at 111.8' Plate at 111.8'

"" []NEW WINDOWS & DOORS: WOOD

C2J ENTRY DOOR: 3-IN THK MAHOGANY STAINED

Plate at 109.6'
8 [] GRADE: WHERE OCCURS lj
@ 00 DO 2
[1] LIGHT FIXTURES: COPPER, OBSCURE GLASS

DO DO
3
"I
ro [ill GUTTERS & DOWN SPOUT: 6-IN. ROUND
COPPER CUTTERS AND 3-IN.DIA. DOWN 0
SPOUT.

DO DO [ID GAS METER
0
11 01 MAIN ELECTRICAL METER

,~ ' f1il WOOD SHUTTERS WITH WROUGHT IRON

l_l_lj HINGES
l_j 14

- _f._[._ai_ l_QQ,~----- ~...iif-....1----"r--'-..ill-------

,~

_j
11 21 NEW 42-INCH IRON GUARDRAILS
EAST ELEVA Tl ON 11 31 HEIGHT LIMIT LINE: 24 FT, TWO STORY
Street View 4 11 41 GARAGE DOOR
1o'-o"
I
I 11 51 NEW STEPS
I
L------------------------------------------------------~ F.F. at 94.3' 11 61 EXISTING FENCE ON PROPERTY LINE
11 71 EXISTING BUILDING
)I EAST ELEVATION f1Ql NEW WOOD GATE FOR TRASH AREA
----.-----------
-I ~
0 l'_L)J ENCLOSURE

Ridge at 116.4'
1191 AVERAGE NATURAL GRADE AT 96.8 FEET

-rnI
n

Plate at 111.8'

8
2
12
0
I

1111111111111 1111111111111 1111111111111111111111

"'

----------------~---\----------i-~q~~~----------- ----,-----------------------------------------------~--0----

,----------------------------------
----------=--
----------r='~
F.F at 103.7'

__ _EJQ!e at 1 ~2'- _ ~~
-
1
)I I(
I

~=i:g:~i!:~~~CFliFI~~~~l~~~----~-~-s-2:--------------------------------
llmll ---,
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9
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_Ridge-"'- 115.c4' !L
_B_iQsl~_g_t_J1__?J2'_

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r-;;.;;.;;.1:===J,;;;.;,;,~F-~F~ at 9_1._' ___ L__

NORTH ELEVATION
-I
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ro

_
_~---------\------------------ F.F. at 103.7'
=~=================~==============~===============~
__1 _ __1 _ __1 ~ r=======================T=====================,=====~--
Plate at 102.7' ~

__~-
16
_____ __!

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_________________ _BIQ~ _gLU6_,_4~ __ LLIIcnl
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4'-5"
Plate at 111.7'

6'-2" 4'-5"

WEST ELEVATION
I
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~---

I N
wo
(f)-
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~ SCALE: 1/4" = 1'
I
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10
I I
--------------~---------_j
19 GRAPHIC SCALE
155
 KEY NOTES
ITJ DOWNSPOUTS

12 I GUTTERS W/ 2% SLOPE

[I] CHIMNEY

lj
LEGEND
SLOPE DIRECTION
ARROW

ROOF LINE: PROPOSED

THICK DASHED LINE

GUTTERS

-------I><J DOWNSPOUTS
0
z
w
"z
<C
I
=------- W/2% SLOPE

w ~
~ w
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16" OVER HANG
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00
0:::0
0 5 10 15 0....0:::
SCALE: 1/4" 1"

( IN FEET ) 1/4 inch = I ft.

GRAPHIC SCALE
11
156
 Window Elevations Types Window Schedule
c
ILl
(.!)
z 0:: z DETAIL SHEET #
::c ILl ILl
NO. LOCATION ILl SIZE I Ill ILl
'-'
z ~ MATERIAL
-z
REMARKS
N
<C
....1
D..
:::E 0::
u
DETAILS
-
Li: (.!) ~ Ill THRESHOLD JAMB HEAD
_j 1 LAUNDRY ROOM A 1'-8" x 3'-o" WOOD-UNCLAD p CASEMENT YES YES YES
1'-s" 1'-4" 2'-0" _j p
2 OFFICE B 4'-6" X 3'-8" WOOD-UNCLAD CASEMENT YES YES YES
1 r
w 3 POWDER ROOM c 1'-4" X 2'-11" WOOD-UNCLAD p CASEMENT/ARCHED TOP YES YES YES
'ro
'
~

I
s: 4
5
GARAGE
GARAGE
D
D
2'-o"
2'-o"
X 3'-o"
X 3'-o"
WOOD-UNCLAD
WOOD-UNCLAD
p
p
CASEMENT
CASEMENT
YES
YES
NO
NO
YES
YES
lj
~
I
/
/ N
0 6 MASTER BATHROOM E 3'-o" X 3'-o" WOOD-UNCLAD p CASEMENT YES YES YES
'<o"
I '"
~
I

z
...J
!!;! 7
8
MASTER BEDROOM
MASTER BEDROOM
F
F
2'-o"
2'-o"
X 6'-8"
X 6'-8"
WOOD-UNCLAD
WOOD-UNCLAD
p
p
FIXED
FIXED
YES
YES
YES
YES
NO
NO
0
'0
I
'm
;c,
I
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<(
ILl
...J 9 BEDROOM ONE F 2'-o" X 6'-8" WOOD-UNCLAD p FIXED YES YES NO
0
~
~
z 10 BATHROOM ONE G 2'-6" X 3'-o" WOOD-UNCLAD p CASEMENT YES YES YES
~
~~~~~~~~~-~~~~~
FINISHED <C
FLOOR :::iii
A B c D

3' - 0"
1'-6" 1'-6" 2'-0" 2' - 6"
1' -5"

[[]IT] 0
~
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I
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~
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I WOOD SHUTTERS WITH
WROUGHT IRON HINGES
Window Notes: Note:
'-- 1. PROVIDE SAFETY GLAZING (TEMPERED OR LAMINATED) 6. PROVIDE CONTINUOUS CAULK AROUND ALL WINDOW 11. SEE EXTERIOR ELEVATIONS FOR ALL WINDOW HEAD 1 . FOR HINGE LOCATION &
FINISHED AS REQUIRED PER C.B.C. OPENINGS WITH G.E. SILICONE ACRYLIC, HEIGHTS. OPENING SWING DIRECTION
------- - ~
------ l-
FLOOR 2. SCREEN COLOR TO BE SPECIFIED BY CLIENT POL YSULFIDE OR URETHANE AS REQUIRED. 12. SINGLE PANE LAMINATED GLASS SEE ELEVATION SHEETS
E F G 3. GENERAL CONTRACTOR TO VERIFY THE WINDOW ORDER 7. ALL MANUFACTURED WINDOWS TO BE CERTIFIED AND
LABELED MEETING STANDARDS LISTED IN TABLE 2-53V OF
(1/8" THK.GL.-FILM-1/8" THK.GL.)
AS SPECIFIED TITLE. 24 GLASS & GLAZING
AND ROUGH FRAMING WITH THE DESIGNER/ARCHITECT 2. ALL WINDOW DEMENSIONS
PRIOR TO PLACEMENT OF THE WINDOW ORDER. TITLE 24. SEC. 2401 & TABLE 2403.2.1
ARE THE ROUGH OPENINGS
4. THE WINDOW MANUFACTURER WILL SUPPLY SHOP 8. EXTERIOR WINDOW FINISH TO BE SEALED, U.N.O. 13. PER THE ENERGY CODE ALL WINDOWS ARE SEE ELEVATION SHEETS
DRAWINGS FOR SPECIAL WINDOWS (OVERSIZE,ETC.) 9. WINDOW WOOD UNITS TO BE RECEIVED_ ___________ . TO BE GLAZING AS DUAL PANE.
FRO REVIEW BY CODG, Inc. 10. ALL OPERABLE WINDOWS TO HAVE SCREENS. 14. WINDOW JAMS TO BE 3-1/2-INCHES WITHOUT EXTESION JAMS
5. APPLY SISAL KRAFT PAPER AROUND ALL EXTERIOR
OPENING.
AS SPECIFY BY CLIENT. AND DELIVERED WITH EXTERIOR WOOD SILLS ONLY. (U.N.O) Abbreviations
Window Manufacture: Glazing Legend Symbols N/A NOT APPLICABLE

0 __
MANUFACTURE:
TYPE 1 - TEMPERED GLAZING G.C. GENERAL CONTRACTOR
ADDRESS:
CITY, STATE, ZIP: PER C.B.C. 2406.4 p PAINT
PHONE: WINDOW WINDOW ST STAIN
FAX: REFERENCE NUMBER
FF FACTORY FINISH
I.D. INTERIOR DESIGN
Hardware Manufacture: s SEALED
MANUFACTURE:
ADDRESS:
MFR. MANUFACTURER
CITY, STATE, ZIP: FIN. FINISH
PHONE:
NAT. NATURAL
FAX:

Door Elevations Types Door Schedule

c
ILl
::c
(.!)
z D:: DETAIL SHEET #
ILl
NO. LOCATION ILl SIZE I Ill N D.. DETAILS
~ z :5
s' - a" :::E
3' - 0"
2'-8" 2'-8" 2'-8" 2'-s" MATERIAL I.J... REMARKS (.!) ~ THRESHOLD JAMB HEAD
'
~
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I p
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c-= / \ \ /
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s: :::iii 9
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MASTER BEDROOM
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PER 2'-6" X 6'-8"
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0 ANTE-ROOM c 2'-6" X 6'-8" p
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11
12 MASTER BATHROOM c 2'-6" X 6'-8"
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o" ~ 16 LAUNDRY ROOM H 2'-6" X 6'-8" WOOD p PLANK I GLASS TOP DOOR OUTSIDE YES YES
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1 . FOR HINGE LOCATION &
1. PROVIDE DEAD BOLT LOCKS ON ALL EXTERIOR DOORS. SEE
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6. DOORS BETWEEN CONDITIONED AND UNCONDITIONED
SPACES TO BE FULLY WEATHER STRIPPED.
11. THE DOOR FINISH TO BE:
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MGS:
SEE ELEVATION SHEETS Z(f)
BATHROOM LOCATIONS. ARCHITECT PRIOR TO DOOR ORDER PLACEMENT.
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I f ADDITIONAL DOOR HARDWARE REQUIREMENTS.
4. ALL DOOR GLAZING TO BE TEMPERED GLASS.
9. ALL DOOR TOPS AND BOTTOM TO BE SANDED, FINISHED.
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/ TEMPERED GLASS. SEE SCHEDULE AND EXTERIOR ELEVATIONS FOR
Symbols Abbreviations oo
Window Manufacture:
ADDITIONAL INFORMATION.

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MANUFACTURE: Glazing Legend s SEALED

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12
ADDRESS: MFR. MANUFACTURER
CITY, STATE, ZIP:
PHONE: TYPE 1 - TEMPERED GLAZING FIN. FINISH
FAX: PER C.B.C. 2406.4 NAT. NATURAL
157
 PlotiLIPS

BULB FIXTURE A FIXTURE B FIXTURE c

MANUFACTURE: PHILLIPS MANUFACTURE: OLD TOWN COLLECTION MANUFACTURE: OLD TOWN COLLECTION MANUFACTURE: WAC LEDme
T24 COMPLIANT: YES T24 COMPLIANT: YES T24 COMPLIANT: N/A
WATTS: 4 WATTS
COLOR: NATURAL BRONZE COLOR: COPPER COLOR: BRONZE
LUMENS: 150
WATTS: 4 WATTS WATTS: 4 WATTS WATTS: 3.9 WATTS
BULB TYPE: B11 LED SOCKET
LUMENS: 150 LUMENS: 150 LUMENS: 68
BULB TYPE: SEE BULB BULB TYPE: SEE BULB BULB TYPE: LED MODULE
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ISSUE: PROJECT: REVISIONS: DWNER5HIP APJD AUTH<><5HIP OF THIS DOGUMErJT IN ITS ENTIRETY.

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OR USE FOR AtJY OTHER PRD..ECT

5-3-17 BLOCK: 31 LOTS: 1/2 of 5 & 7 COPYRIGHT 2016 CLAUDIO ORTIZ
P.O. BOX 3775 Carmel, CA 93921
~~ STREETSCAPE OFFICE' 831,626.4146
' APN: 010-221-003-000
CLAUDIOIICODGINC.COM
DRAWN BY: PROJECT NO. WWW.CODGINC.COM
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MAIN & LOWER LEVEL THAT OVERLAPS 332.0 SQ.FT.
TOTAL FLOOR AREA THAT OVERLAPS 332.0 SQ.FT.
MAIN LEVEL THAT DOESN'T OVERLAPS 748.0 SQ.FT.

i---V/~~~~~~~~~~~~~~~~~~~~~--------------------------------------, GARAGE DOESN'T OVERLAPS

LOWER LEVEL THAT DOESN'T OVERLAPS
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GRAPHIC SCALE
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ENTRY PORCH DRIVEWAY
PAVERS SET ON SAND.
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93.0 SQ.FT.

NEW WEST DECK

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ENTRY WALKWAY
DASHED LINE
F.F. ELEV. AT
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115.5 SQ.FT.
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EXTERIOR LIGHTING NOTES IRRIGATION SYSTEM PLANT INDEX z

1. ALL EXTERIOR LIGHTING ATTACHED TO THE MAIN BUILDING OR <(
ANY ACCESSORY BUILDING MAY NOT BE HIGHER THAN 10-FEET 1" ANTISYPHON DEVICE No. BOTANICAL NAME COMMON NAME SIZE _j
ABOVE THE GROUND AND MAY NOT EXCEED 25-WATTS
(INCANDESCENT EQUIVALENT; i.e., APPROXIMATELY 375 LUMENS) 1" ELECTRIC VALVES o_
IN POWER PER FIXTURE.
FILTER PLUS REGULATOR FOR EACH VALVE 1 AGAPANTHUS PETER PAN LILY OF THE NILE 1 GAL
2. LANDSCAPE LIGHTING MAY NOT EXCEED 18-INCHES ABOVE THE
GROUND NOR MORE THAN 15 WATTS ELECTRIC CONTROLLER
2 CISTUS DORIS HIBBERSON ROCK ROSE 5 GAL
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(INCANDESCENT EQUIVALENT: i.e., APPROXIMATELY 225 LUMENS)
PER FIXTURE AND MAY NOT BE SPACED CLOSER THAT 10-FEET EACH PLANT TO BE ON DRIP SYSTEM o_
APART. LANDSCAPE LIGHTING MAY NOT BE USED FOR TREE, ALL PLANTS WILL BE PLANTED WITH AGRIFORM 3 LAVANDULA STOECHAS SPANISH LAVENDER 5 GAL <(
4 SALVIA LEUCANTHA MEXICAN BUSH SAGE 5 GAL
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5 ROSMARINUS ROSMARY 5 GAL 0
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NOTE: MAY NOT BE SPACED CLOSER THAN 10-FEET APART
DET. "B" SCALE: 1' = 1/4"

Ll 162